4429 Greer Ave · St. Louis, MO 63115

$105,000

4 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 13 Days on market

Built 1894 4,051 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

CITY LIVING. This includes the two lots, all fenced in with the house. Updated three-story, 4-bedroom, 2.5-bathroom solid brick centennial home featuring updated energy-efficient vinyl windows throughout, a newer HVAC heating and cooling system, architectural roofing, plumbing, and a hot water tank. Entry foyer. Updated kitchen and bathrooms. Convenient second-floor laundry. Bathroom on each level. Unfinished lower level that walks out to the fully fenced yard. The updated PVC plumbing is not underground. Shed stays. Seller is offering a one-year warranty at closing for the buyer’s peace of mind. MLS#25079166 & MLS#25079186 are included in the sale.

Key facts

• 4,051 sq ft lot
• Built 1894
• Listed 13 days

Property features AI

Finance

• Other: Owner-occupied tax status; Home warranty included; Energy-efficient HVAC and windows

Exterior

• Parking: Off-street parking
• Security: Security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected (440 Volts); Natural gas available and connected; Cable available; Phone available
• Home design: Single-family residence; Updated/remodeled condition; Two and a half levels; House structure
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation; Has full basement with 9 ft+ pour
• Exterior features: Front porch; Private yard; Vinyl full fencing; Shed(s); Cleared, level lot near public transit; Paved road access

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Disposal; Microwave; Free‑standing gas range; Free‑standing refrigerator
• Bedrooms: 2 bedrooms (both on upper level)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Exhaust fan
• Interior features: Ceiling fans; Kitchen/dining room combo; Tilt-in windows
• Laundry & utility: Laundry room on 2nd floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.7% vs local median 5.0% in St. Louis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,281/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 1655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $28,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3526 Paris Ave	0.18mi	3/2.0 (-1)	1,624 (-2%)	6mo	$25,000	$15	79
3208 N Taylor Ave	0.13mi	3/1.5 (-1)	1,500 (-9%)	10mo	$24,900	$17	64
4741 Greer Ave	0.51mi	3/2.0 (-1)	1,766 (+7%)	0mo	$10,000	$6	59
4743 Maffitt Ave	0.55mi	4/1.5	1,550 (-6%)	5mo	$154,900	$100	58
4166 Farlin Ave	0.64mi	3/1.5 (-1)	1,684 (+2%)	6mo	$15,000	$9	54
1524 Deer St	0.70mi	3/2.0 (-1)	1,646 (-0%)	14mo	$105,900	$64	50
4725 Maffitt Ave	0.52mi	3/1.5 (-1)	1,508 (-9%)	9mo	$45,000	$30	47
4025 Lexington Ave	0.74mi	3/2.0 (-1)	1,666 (+1%)	16mo	$165,000	$99	46
4816 Greer Ave	0.61mi	5/1.5 (+1)	1,574 (-5%)	14mo	$30,000	$19	45
4051 Maffitt Ave	0.70mi	3/1.0 (-1)	1,584 (-4%)	10mo	$23,000	$15	43
1723 Marcus Ave	0.74mi	3/1.5 (-1)	1,564 (-5%)	14mo	$25,000	$16	38
4319 Aldine Ave	0.68mi	3/1.0 (-1)	1,496 (-9%)	16mo	$15,000	$10	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $7,692
• Equity at exit: $15,656

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $38,391
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$551
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $389

Break-even live

Break-even rent $789

Max offer price $105,000

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.47mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.72mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	1.19mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	24d	1	1.33mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	44d	1	1.39mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	1.46mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $105,000 Active 13 DOM
2. 2026-06-17
   days on market $105,000 Active 12 DOM
3. 2026-06-16
   days on market $105,000 Active 11 DOM
4. 2026-06-15
   statusdays on market $105,000 Active 10 DOM
5. 2026-06-10
   status $105,000 Pending 9 DOM
6. 2026-06-09
   days on market $105,000 Active 9 DOM
7. 2026-06-08
   days on market $105,000 Active 8 DOM
8. 2026-06-07
   days on market $105,000 Active 7 DOM
9. 2026-06-05
   days on market $105,000 Active 4 DOM
10. 2026-06-03
    days on market $105,000 Active 3 DOM
11. 2026-06-02
    days on market $105,000 Active 2 DOM
12. 2026-06-01
    statusdays on market $105,000 Active 1 DOM
13. 2026-05-31
    days on market $105,000 Coming Soon 10 DOM
14. 2026-05-21
    historical $105,000
15. 2016-10-22
    historical
16. 2016-09-23
    price $60,000
17. 2016-09-20
    price $58,000
18. 2016-09-12
    price $60,000
19. 2016-09-06
    price $65,000
20. 2016-08-29
    price $68,000
21. 2016-08-17
    price $70,000
22. 2016-07-18
    listed $75,000 Active
23. 2016-05-24
    price $50,000
24. 2013-01-28
    soldstatus
25. 2012-12-11
    listed $5,000
26. 2008-01-10
    soldstatus $49,900
27. 2006-03-30
    soldstatus $89,000
28. 2005-05-12
    soldstatus $11,000
29. 2002-03-21
    soldstatus
30. 2002-02-14
    soldstatus
31. 1997-06-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $351 · $29/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$667/yr (+$56/mo · 190.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,376
• − Mortgage interest: −$5,882
• − Property taxes: −$351
• − Insurance: −$525
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,055
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,918/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+854.5% since first listed

18 events — show timeline

• 2026-05-21 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2016-10-22 Delisted — MARIS as Distributed by MLS Grid
• 2016-09-23 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2016-09-20 Price Changed $58,000 MARIS as Distributed by MLS Grid
• 2016-09-12 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2016-09-06 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2016-08-29 Price Changed $68,000 MARIS as Distributed by MLS Grid
• 2016-08-17 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2016-07-18 Listed $75,000 MARIS as Distributed by MLS Grid
• 2016-05-24 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2013-01-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-11 Listed $5,000 MARIS as Distributed by MLS Grid
• 2008-01-10 Sold (Public Records) $49,900 Public Records
• 2006-03-30 Sold (Public Records) $89,000 Public Records
• 2005-05-12 Sold (Public Records) $11,000 Public Records
• 2002-03-21 Sold (Public Records) — Public Records
• 2002-02-14 Sold (Public Records) — Public Records
• 1997-06-19 Sold (Public Records) — Public Records

Property tax history

-2.6%/yr

Latest (2023): $351 · -1.9% YoY. Source: county tax records.